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Old April 30th, 2009, 01:31 PM   #1
hkskyline
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HONG KONG | Tin Shui Wai Station Development | 8 Towers | 44-47 fl | Pro

天水圍站上蓋 未招標先批圖則; 准建8幢住宅 44至47層高
583 words
30 January 2009
香港經濟日報

港鐵(00066)代理的西鐵天水圍站上蓋項目,罕有地未招標已申請建築圖則,並剛批准建8幢44至47層高住宅大廈,不排除港鐵為避免項目發展密度出現變數,及早申請建築圖則,以增加招標批出機會。

近年鐵路沿線上蓋項目,被公眾人士批評發展密度及高度過高,出現屏風效應,故多個上蓋項目,包括元朗站及南昌站等,亦被降低密度。

新世界中心 批建63層高商廈

市場人士認為,是次港鐵罕有地就天水圍站上蓋項目,在未推出招標,已率先向屋宇署申請建築圖則的做法,不排除是避免項目的發展規模出現重大更改,預先取得發展密度及高度均較高的建築圖則,藉此增加項目日後招標能成功批出的機會。

港鐵發言人稱,港鐵乃西鐵上蓋發展項目的代理人,並負責天水圍上蓋物業的招標事宜,是次向屋宇署就該地申請建築圖則,屬項目發展過程中的步驟,為技術性申請,項目現階段未定出招標時間表,未可估計動工日期。

西鐵天水圍上蓋物業發展項目,早於2000年2月,獲城規會批出發展總綱藍圖,准建8幢37至40層(另設4層平台)高住宅物業,將提供2,500伙。而是次屋宇署批出的建築圖則,准建8幢44至47層(連5層平台)高住宅大廈,較當年擬發展的物業,高出約3層,可建住宅樓面約181萬平方呎,非住宅樓面約27萬平方呎。

至於新世界(00017)的尖沙咀新世界中心東翼項目,准建1幢63層高酒店連商業大廈,總樓面面積約130萬平方呎;而現正獲買家出價收購的西摩道4A至4P號美麗台,則獲批建4幢31層(另設4層停車場)高住宅大廈。
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Old April 30th, 2009, 08:56 PM   #2
Elio di Angelis
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english please ? and a render?
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Old May 1st, 2009, 08:00 PM   #3
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Quote:
Originally Posted by Elio di Angelis View Post
english please ? and a render?
There's no rendering. It's only an early proposal, and tenders have not yet been requested and analyzed. Once the developers have submitted their plans, then we may see some renderings posted.
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Old May 2nd, 2009, 07:37 AM   #4
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Care to translate the article?

what's the point in posting it in the international section when only a very small fraction of people can understand what's been said?
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Old May 2nd, 2009, 09:25 AM   #5
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Some more information
- blueprint for station development first came in Feb. 2000, with a plan for 37-40 storeys with 2500 units
- plan has been refined to 8 towers of 44-47 storeys, including a podium of 5 storeys

Unfortunately, much of the real estate press is in Chinese. However, there should be plenty of translation engines available online to get a rough translation. This is a fact of life in other parts of the world where English is not the sole language of use.
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Old July 7th, 2009, 10:47 AM   #6
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KCRC seeks public tender on housing.
21 December 1999
South China Morning Post

Kowloon-Canton Railway Corp (KCRC) will put a residential project at Tin Shui Wai up for public tender instead of forming a joint venture with Cheung Kong (Holdings).

The corporation has already applied to the Town Planning Board to build about one million square feet of residential space at the Tin Shui Wai terminus on the KCR line.

The project was previously part of a bigger development in which the KCRC was to develop the Tin Shui Wai station site while Cheung Kong had a project covering the nearby bus terminus.

"At that time, we thought a joint development would benefit both sides," he said.

However, Cheung Kong later decided against a joint venture, he said.

The spokesman said the KCRC would through tender find a partner to jointly develop the station project as soon as possible.

Last week, Cheung Kong secured approval from the Town Planning Board to build a 1.7 million sq ft residential development on the bus terminus.

It includes eight 40-storey buildings containing 2,496 units.

They said the Town Planning Board had increased the plot ratio of the Cheung Kong project from 3.2 to 5.

Analysts said Cheung Kong would be keen to participate in the tender for the KCRC project in a bid to enlarge its own development.
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Old July 7th, 2009, 04:02 PM   #7
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^ 1999?? You managed to find an old old article??
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Old July 19th, 2009, 10:44 AM   #8
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九龍南綫縮短新界距離 西鐵「車站盤」搶先起動交投增
18 July 2009
星島日報

將軍澳港鐵康城站啟用在即,接通西鐵與港鐵尖東站的九龍南綫,預料最快可於9月通車,以價平出名的新界西北區鐵路沿綫屋苑,在「通車效應」刺激下,立即成為外區客「上車」踏腳石,有市場人士預期部分龍頭屋苑外區客入市比例,會升至40%之多,成為西鐵沿綫屋苑的生力軍。

近期港鐵新路綫的消息一個接一個,繼7月下旬將軍澳康城站即將啟用,九龍南綫預料最快亦可於第3季的9月通車,令西鐵綫連接港鐵尖沙嘴站,當中屯門區以至元朗區居民更可節省逾20分鐘車程,令樓價相宜的新界西北區,交通更便捷。

雖然柯士甸站設於九龍站旁,但區內代理坦言,柯士甸站通車對於九龍站以至奧運站的多個屋苑市況影響極微:「因為九龍站及奧運站的鐵路交通本身已十分方便,加上此路綫並未連接九龍站及奧運站,對這2個車站一帶的屋苑,利好因素並不明顯。以奧運站為例,九龍南綫最快於9月通車的消息宣布後,奧運站多個屋苑的成交量、樓價及睇樓量,並未有因此而大幅向上。如『奧運三寶』7月上旬的成交量,共約20宗,平均呎價則介乎5,900至7,200元。」

料跨區睇樓客

增至40%

至於九龍站上蓋屋苑,成交量表現見理想,但代理指,主要是買家在資金充裕情況下,積極入市豪宅物業所致,其中君臨天下及漾日居於7月上半月分別暫錄約5宗及7宗二手成交,平均呎價分別約19,000元及9,000元。

連上述兩區的代理亦坦言,九龍南綫的開通,預計會以新界西北區的西鐵沿綫屋苑最為受惠。其實早於港鐵宣布九龍南綫即將通車的消息之前,已有不少外區客率先往西鐵綫元朗站、天水圍站、兆康站及屯門站一帶睇樓,令這群「車站盤」的睇樓量,部分大升20%,其中除了不少屬外區上車客外,更有投資者未睇樓先入市。有新界西北區代理預期,九龍南綫通車後,外區客的入市比例將由現時的20%升至40%。
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Old July 24th, 2009, 06:02 PM   #9
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區議會反對天水圍站發展
22 January 2009
星島日報

元朗區議會昨天就區內物業發展進行討論,議員均反對在西鐵天水圍站上蓋用地,興建八座樓高四十七層的物業,擔憂會為區內帶來屏風效應,並建議把地皮改建成運動場地,以供區內居民使用。

恐增屏風效應

據了解,昨天區議會上,規劃署、地政總署以及民政事務總署等部門派代表參與,會上議員要求政府限制屏風樓模式的發展,並指已批出的西鐵天水圍站上蓋,將可興建八座樓高四十七層的物業,會為區內帶來屏風效應,故反對有關發展。而昨天區議會上,議員對西鐵天水圍站項目方案,全數持反對意見,並提議政府應把土地改劃作休憩、運動場等康體用途,以供區內居民使用。

元朗區議會稍後將就昨天商討結果去信屯門及元朗規劃署,以及元朗民政事務專員,區議員鄧川雲指,偌不獲得合理答覆,不除排會進一步聯絡行政長官,及發展局局長林鄭月娥作進出反映。

提議改劃康體用途

鄧川雲表示,較早前有居民就西鐵天水圍站項目提出反對,認為項目將對區內構成重大影響。他稱,該西鐵天水圍站項目共涉八座,樓高四十七層,估計物業設有平台,高度將超越四十七層。現時天水圍受區內屋苑包圍,令區內溫度較元朗「稍高」,隨着天水圍站項目發展,地區人士擔憂天水圍所面對的屏風問題將更嚴重。

事實上,西鐵天水圍站上蓋項目與正對面的天盛苑只相隔一條鐵路,而天盛苑亦同樣樓高約四十多層,鄧氏預料,已批核並即將興建的西鐵天水圍站發展規劃,將令屏山三圍六村的西面造成另一個屏風效應。
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Old July 31st, 2009, 10:02 PM   #10
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Station Vicinity





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Old October 15th, 2010, 09:00 PM   #11
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More sites will open for homes
The Standard
Thursday, October 14, 2010

More sites will be added to the application list next year, said Donald Tsang as he vowed to boost land supply in his policy address.

Two new plots, previously returned by the Housing Authority, are the North Point Estate and one in Ho Man Tin. Sites in Tung Chung and Tseung Kwan O will go on the list, too.

"The sites can relieve some of the pressure,"said Alvin Lam Tsz-pun, a surveyor with Midland Realty. He believes it is a positive move by the government to solve the housing problem.

In another move for more homes the government will consult the public on reclamation beyond Victoria Harbour.

Meanwhile, the Urban Renewal Authority and MTR Corp are being asked to help with more small- and medium-sized flats, said Tsang.

The government will urge the MTRC to increase the number of small- and medium-sized units in residential developments along the West Rail line. There will also be discussions with the URA about aiming for more flats of similar sizes in its projects.

More public consultations for revising the urban renewal strategy will also be held in the next two months.

"The new strategy is based on the core values of people orientation, public engagement and respect for local characteristics," said Tsang.

The government will organize urban renewal forums for districts to gather opinions from professionals and local residents.

The first forum, Tsang said, will be in Kowloon City, where views will be sought on a blueprint for sustainable urban renewal plans.

The URA will also allocate HK$500 million to set up the Urban Renewal Trust Fund to support studies and activities by the forums. Preservation or revitalization projects within the scope of urban renewal will be subsidized by the trust.

Tsang also introduced a flat-for-flat scheme as another option for owner-occupiers of homes affected by urban renewal projects.

New residential units will also be built in the Kai Tak Development Area. But a prevailing compensation value to replace a seven-year-old flat in the same area will remain. So households can continue to live in a familiar place and maintain social bonds.

Elsewhere, a site at the former Yuen Long Estate has been reserved to be sold by tender this year.

But Pang Siu-kei, an independent surveyor, thinks the government is still not working quickly enough to solve the housing problem.
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Old December 22nd, 2011, 09:09 AM   #12
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LCQ5: Property development project above the Tin Shui Wai Light Rail Terminus
Wednesday, December 21, 2011
Government Press Release

Following is a question by the Hon Lee Cheuk-yan and the reply by the Secretary for Transport and Housing, Ms Eva Cheng, in the Legislative Council today (December 21):

Question:

As the building plan of the property development project above the Tin Shui Wai Light Rail Terminus owned by the MTR Corporation Limited (MTRCL) was already approved by the Building Authority in 2009, it does not need to comply with the requirements under the new measures to control "inflated buildings" which came into effect on April 1 this year. There have been comments that according to the approved building plan, the development project will create a "wall effect" in the area where the project is located and four schools in the vicinity are most affected. In this connection, will the Government inform this Council:

(a) whether the additional directors of MTRCL appointed by the Chief Executive have any plan to put forward a proposal at the company’s board meeting or other meetings to amend the building plan of the aforesaid development project in accordance with the new measures which control "inflated buildings", so as to reduce the impact on the residents, teachers and students in the vicinity; if so, of the details; and if not, the reasons for that; and

(b) whether the Government has any measure to make MTRCL fulfil its corporate social responsibilities (including protecting the environment and maintaining a cordial relationship with the community) in planning the aforesaid development project?

Reply:

President,

My reply to the two parts of the question is as follows:

In accordance with the property package of the 2007 rail merger proposal, the then MTR Corporation Limited purchased investment properties, property management business and property development rights in respect of six property sites (including the development project above the Tin Wing Light Rail Transit Station (Tin Wing Station) in Tin Shui Wai) from the Kowloon-Canton Railway Corporation. In other words, the merged MTR Corporation Limited (MTRCL) owns the development rights to the development project above the Tin Wing Station.

The new requirements of quality and sustainable built environment, including the measures to control "inflated buildings", have been incorporated into the practice notes promulgated by the Buildings Department (BD) which have come into effect from April 1, 2011. The practice notes set out objective criteria for the design of new buildings and provide appropriate incentives for inclusion of green features in new buildings.

Under BD's relevant arrangements, the Department considers building plan applications submitted before April 1, 2011 in accordance with the old practice notes, and considers building plan applications submitted on or after April 1, 2011 in accordance with the new practice notes.

According to the Development Bureau, the planning application of the property development project above Tin Wing Station was approved by the Town Planning Board (TPB) as early as 2001. The project's building plan was also approved by the BD in 2009. As such, the project has completed the statutory planning and building procedures and proceeded to the implementation stage.

As shown in the Master Layout Plan approved by the TPB, the property development above the Tin Wing Station in Tin Shui Wai comprises 4 blocks of 43 storeys, including a 3-storey podium for Light Rail Terminus, carparks, clubhouse and podium garden respectively. The project will provide 1 600 residential flats with an average flat size of about 57 square metres, as well as 287 and 25 parking spaces for private cars and motorcycles respectively.

In response to concerns about the project's impact on air ventilation in the surrounding area raised by local residents, the MTRCL conducted an air ventilation assessment earlier on and proposed installation of urban windows on the clubhouse floor to improve ventilation. These measures have already been incorporated into the revised building plan.

In fact, the Planning Department's assessment reveals that the project site above Tin Wing Station is not located at the sole breezeway in Tin Shui Wai. There are many other breezeways in the area, such as Tin Shing Road, Tin Wah Road and Tin Kwai Road. Moreover, Tin Lung Road, Tin Shui Wai Park and Tin Shui Road Park are joined together to form another breezeway. MTRCL has considered various environmental factors in designing the project site above Tin Wing Station, including air ventilation. The proposed provision of urban windows on the clubhouse floor can help improve the air ventilation of the surrounding area (including the four schools nearby) of the development project.

Notwithstanding the promulgation of the Sustainable Building Design Guidelines in 2011, as noted in the reply of the Secretary for Development at the Legislative Council meeting in May this year, the Administration cannot require MTRCL to amend its project plan because it has already been approved after completing the statutory planning and building procedures.

As a listed company, the MTRCL has the discretion to determine how to implement its own property development projects. Regarding the property development above the Tin Wing Station in Tin Shui Wai, the MTRCL has indicated that the project has already entered the implementation stage after completing the statutory planning and building procedures.

Being a listed company, the operation of the MTRCL must comply with the provisions of the Listing Rules. The MTRCL operates on commercial principles in respect of its business development (including its property development projects), day-to-day operation, management audit and deployment of human resources, etc. In respect of corporate governance, it must comply with the Code on Corporate Governance Practices of the Listing Rules.

The overall management of the MTRCL's business is vested in the Board of Directors (the Board). Pursuant to the MTRCL's Articles of Association, the Board has delegated the day-to-day operation of the MTRC's business to the senior management, and focuses its attention on matters affecting the MTRCL's overall strategic policies, finances and shareholders. These include financial statements, dividend policy, significant changes in accounting policy, annual operating budget, major financing arrangements and major investments, risk management strategies, etc.

The public officers appointed to serve on the MTRCL's Board help safeguard the investment interests of the Government and, in respect of their policy portfolios, work with other Board members in performing the directors' duties, including formulating development strategies, examining the company's budget and overseeing the company's operations.

As with other listed companies, all Board members of MTRCL are collectively responsible for discharging the functions of the Board. All Board members, be they independent non-executive directors or directors appointed by the Government in their capacity as public officers, shall undertake general legal responsibilities and fiduciary duties in accordance with the following standards as set out in the Listing Rules:

(a) act honestly and in good faith in the interests of the company as a whole;
(b) act for proper purpose;
(c) be answerable to the company for the application or misapplication of its assets;
(d) avoid actual and potential conflicts of interest and duty;
(e) disclose fully and fairly interests in contracts with the company; and
(f) apply due skill, care and diligence.

In summary, the directors must act in good faith on behalf of the MTRCL and in the best interests of all shareholders.

As a matter of fact, as an incorporated and listed company, MTRCL is obliged to comply with all relevant laws and regulations in Hong Kong with respect to its local business operations. As regards railway services, the Government regulates the operation of the MTRCL primarily through the Railway Ordinance, and the Operating Agreement between it and the Government. As with other companies, the Government regulates MTRCL’s property development business through the Town Planning Ordinance, Buildings Ordinance, and other regulations relevant to land matters.

In the course of project planning, MTRCL has taken into consideration factors such as environmental protection and maintaining good community relations. Sustainability is the development goal of MTRCL. Hong Kong's transport policy stipulates reliance on public transport, with railways serving as a backbone, and promotes green transport. The railway network can help achieve environmental protection and sustainable development by mitigating the public's demand on road transport, and reducing adverse environmental impacts. In the process of planning, design, construction and operation, MTRCL has all along been minimising environmental impact by strengthening environmental management. In addition, MTRCL also understands that, during planning and implementation, there is a need to actively communicate and maintain good community relations. MTRCL would make full reference to the views of relevant stakeholders, with a view to striking a balance between operational need and the views and expectations of relevant parties, in order to achieve the goal of sustainable development.

The MTRCL considers that the property development above the Tin Wing Station in Tin Shui Wai has been planned with careful consideration in terms of the overall layout, building heights, green space and compatibility with the surroundings. There are also spaces between buildings. The MTRCL notes that local residents and bodies have different expectations. As such, it has met and discussed with the stakeholders, including the local residents, management of the schools nearby, and district leaders through different channels since 2010. With the development project entering the implementation stage, the MTRCL will set up a works liaison group to continue its engagement with the local community with a view to further improving the implementation during the construction period.
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